HomeMy WebLinkAboutDepartment Report 07-22-247 of 13
CARMEL BOARD OF ZONING APPEALS HEARING OFFICER
DEPARTMENT REPORT
MONDAY, JULY 22, 2024
(V) Courtyard by Marriott Hotel Massing Variance.
The applicant seeks the following development standards variance approval:
9. Docket No. PZ-2024-00110 V UDO Section 5.07.D. Moderate Width Lot – 75%
coverage required; 62.4% requested. The site is located at 13285 Illinois Street (CMC Properties
Subdivision, Lot Pt 3) and is zoned MC/Meridian Corridor. Filed by Jim Jacob, owner.
General Info:
• The Petitioner seeks approval for a new full-service hotel with 102 rooms.
• Related Plan Commission docket number is PZ-2024-00044 DP/ADLS.
• Variance approval is needed for building massing on a lot in the Meridian Corridor.
• The site is located in the CMC Properties commercial subdivision, which was developed around 2001.
• Surrounding this site are office buildings, a church, and a stormwater detention pond.
• Please see the Petitioner’s info packet for more detail on the variance request.
Variance Requested:
Building Massing Variance -
• UDO Section 5.07 contains the Meridian Corridor Architectural Standards.
• And Subsection D contains standards on Massing - Moderate Width Lots: Lots that are greater than 100 feet
but less than 300 feet wide shall have one (1) or two (2) principal buildings, cumulatively covering at least
seventy-five percent (75%) of the lot’s width. If two (2) principal buildings are constructed, they may be
joined by a single- or two-story, enclosed or un-enclosed structure, setback from the principal building’s
front facade, and designed to be complementary to the principal building’s facades..
• The Petitioner requests 62.4% lot width coverage, when at least 75% is required. This is a variance of 12.6%
• An existing stormwater detention pond exists along the southern edge of the lot, right along W. Main Street.
• The existing lot shape is also an abstract L-shape.
• A site related variance (Docket No. 19050015 V) was previously approved but expired and needs to be
requested again.
o Article 5.07.D.2. states: “Lots greater than 100’ but less than 300’ shall have one or two principal
buildings, cumulatively covering at least 75% of the lot’s width.”
o Subject lot width facing US 31 is 132’. Total lot width facing US 31 is 506’.
o Hotel is 83’ + CMC building is 233’ = 316’ total building width, or 62.4%
o Three buildings were planned for this commercial subdivision plat. One facing US 31 and the other two
flanking the north and south property lines.
o Planning Staff is supportive of this variance, as the original development plan fulfills the intent of the new
ordinance requirement.
Remaining Review Comments:
• All planning/zoning review comments have been addressed.
Final Comments:
• Again, Planning Staff is supportive of this variance, as the original development plan fulfills the intent of
the new ordinance requirement.
Findings of Fact:
• Please refer to the Petitioner’s Findings of Facts included in their BZA Info Packet.
Recommendation:
• The Dept. of Community Services (DOCS) recommends positive consideration of this variance request, and
with adoption of the Findings of Fact submitted by the Petitioner.